6406 NIGHT CHINOOK LN 78610
| Owner | LARSON OLIVIA RUTH & |
|---|---|
| Parcel ID | 0455070620 |
| Short ID | 954599 |
| Type | Real |
| Use Code | 01 Single-Family Residence |
| Valuation | Cost |
| Improvement SF | 1,796 SF |
| Land SF | 5,624 SF |
| Acres | 0.129 |
| Year Built | 2022 |
| Legal | TURNERS CROSSING NORTH PHS 1 BLK M LOT 20 |
| Neighborhood | H1501 |
| Land | $63,033 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $63,033 |
| Improvement | $292,979 |
|---|---|
| Total Improvement | $292,979 |
| Market | $356,012 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $356,012 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $356,012 |
| Exemptions (−) (HS) | −$71,202 |
|---|---|
| Taxable Value | $284,810 |
Appreciation: Market value has risen +493.3% from $60,001 (2024) to $356,012 (2025), a CAGR of 493.3% over 1 year. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend.
Tax Burden: The combined rate across 5 taxing entities is 0.7973% in 2025 (+0.0436% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $2,271. P10L is the largest single contributor, at 45.8% of the total 2025 levy.
Asset Class: O. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 18% of market value ($63,033 land vs $292,979 improvements), about $11/SF of land. Most value sits in the improvements, so building condition, age (~4 yrs), and rent roll drive the underwriting.
Forward Outlook: Holding the +493.3% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $2,618,155,146 by 2030, with an estimated annual tax burden around $4,738. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
No delinquent taxes on record.
6 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 1,796 SF | ✓ |
| 095 | HVAC RESIDENTIAL | 1,796 SF | ✗ |
| 041 | GARAGE ATT 1ST F | 361 SF | ✓ |
| 011 | PORCH OPEN 1ST F | 168 SF | ✗ |
| 252 | BEDROOMS | 3 SF | ✓ |
| 251 | BATHROOM | 2 SF | ✓ |
Market value changed by 663% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| P10L | — | — | — | — | — | — | $2,096.06 | $2,096.06 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,070.44 | $1,070.44 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $362.95 | $362.95 | Paid |
| E11 Travis County ESD # 11 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $356.01 | $356.01 | Paid |
| E15 Travis County ESD # 15 | 0.1000% | 0.0949% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $356.01 | $356.01 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $336.14 | $336.14 | Paid |
| Combined Rate | 0.7740% | 0.7054% | 0.7039% | 0.7537% | 0.7973% | +0.0436% | $4,577.61 | $4,577.61 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $355,288 | $356,012 | -0.2% |
| Assessed Value | $355,288 | $356,012 | -0.2% |
| Land Value | $63,033 | $63,033 | +0.0% |
| Improvement Value | $292,255 | $292,979 | -0.2% |
| Taxable Value | $284,230 | $284,810 | -0.2% |
| Exemptions | HS | HS | |
| Total Tax 2026 = estimate |
~$2,266
Estimated
|
~$4,578
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $355,288 | $355,288 | +0 (+0.0%) |
| Taxable Value | $284,230 | $284,230 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $355,288 | $63,033 | $292,255 | — | $355,288 | $284,230 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $356,012 | $63,033 | $292,979 | — | $356,012 | $284,810 | ~$4,578 | Partial |
| 2024 | $60,001 | — | — | −$1 | $60,000 | $— | $4,564 | Verified |
| 2023 | $— | — | — | — | $48,000 | $— | $2,577 | Verified |
| 2022 | $— | — | — | — | $48,000 | $— | $2,563 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -0.2% | -0.2% | ~100% | Not available | Partial |
| 2025 | -2.8% | -2.8% | ~100% | Not available | Partial |
| 2024 | +663.2% ! | +663.2% | ~100% | 1.2500% | Verified |
| 2023 | +0.0% | +0.0% | ~100% | 5.3700% | Verified |
| 2022 | base year | — | ~100% | 5.3400% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +641.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -0.2% | +246.6% | +493.6% | +493.3% | 2025 | -0.2% | 2026 |
| Assessment Ratio | 100.0% | 100.0% | — | 100.0% | 2024 | 100.0% | 2024 |
| Effective Tax Rate (2025) | 1.2900% | 1.2900% | — | 1.2900% | 2025 | 1.2900% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$4,578 | $4,571 | ~$3,901 | $4,578 | 2025 | $4,564 | 2024 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$2,112,374 | ~$391,613 | ~0.8031% | ~$3,145 | +493.3% |
| 2027 | ~$12,533,632 | ~$430,775 | ~0.8089% | ~$3,485 | +3420.6% |
| 2028 | ~$74,367,483 | ~$473,852 | ~0.8147% | ~$3,861 | +20789.0% |
| 2029 | ~$441,254,584 | ~$521,237 | ~0.8206% | ~$4,277 | +123843.7% |
| 2030 | ~$2,618,155,146 | ~$573,361 | ~0.8264% | ~$4,738 | +735312.0% |
| 2026 | ~$2,105,254 | ~$391,613 | ~0.7973% | ~$3,122 | +491.3% |
| 2027 | ~$12,449,279 | ~$430,775 | ~0.7973% | ~$3,434 | +3396.9% |
| 2028 | ~$73,617,997 | ~$473,852 | ~0.7973% | ~$3,778 | +20578.5% |
| 2029 | ~$435,335,199 | ~$521,237 | ~0.7973% | ~$4,156 | +122181.0% |
| 2030 | ~$2,574,326,157 | ~$573,361 | ~0.7973% | ~$4,571 | +723001.0% |
| 2026 | ~$2,119,494 | ~$391,613 | ~0.8060% | ~$3,156 | +495.3% |
| 2027 | ~$12,618,269 | ~$430,775 | ~0.8147% | ~$3,510 | +3444.3% |
| 2028 | ~$75,122,038 | ~$473,852 | ~0.8235% | ~$3,902 | +21001.0% |
| 2029 | ~$447,234,131 | ~$521,237 | ~0.8322% | ~$4,338 | +125523.3% |
| 2030 | ~$2,662,579,079 | ~$573,361 | ~0.8409% | ~$4,822 | +747790.3% |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.